I instructed a high street lawyer for my conveyancing in Kensington today. Upon checking the terms of engagement I seeI am responsible for charges even where the conveyance does not complete. Should I go with them or appoint a web based firm offering no move no charge conveyancing in Kensington?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to cover those transactions that do not proceed. You should be mindful that such offerings rarely cover disbursements for instance Kensington conveyancing search fees.
Why is leasehold purchase conveyancing in Kensington is more expensive?
Kensington leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Kensington so that I can attend their offices if necessary.
Nowadays conveyancing panel lawyers for banks conduct the vast majority of communications via Royal Mail, internet or over the phone. This enables them to carry out the conveyancing transaction no matter where you live in England or Wales. However you can see if you have the option of going to the offices of your conveyancing lawyer if needed.
I am expecting a DIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Kensington solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kensington solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Completion of my remortgage has taken place for my property in Kensington. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The Kensington solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase a new build apartment in Kensington. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kensington
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Kensington I like with open areas and station nearby, however it's only got 51 remaining years left on the lease. There is not much else in Kensington suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.